We are due to complete on the purchase of a house in Axmouth and Branscombe but as a result of wreckage from a small fire at the property I have managed to agree recompense from the owner of £3k in the form of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process but Clydesdale will not agree to this. Why were they informed?
Your solicitor that is on the Clydesdale conveyancing panel is duty bound to inform Clydesdale of any amendments to the sale price. If you prohibit your property lawyer to notify the price change to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new conveyancing practitioner for your conveyancing in Axmouth and Branscombe.
My lawyer in Axmouth and Branscombe is not on the Alliance & Leicester Approved Panel. Can I still continue with my prefered solicitor even though they are not on the Alliance & Leicester list of approved lawyers?
The limited options available to you here include:
- Carry on with your existing Axmouth and Branscombe lawyers but Alliance & Leicester will need to retain a solicitor on their panel. This will inevitably rack up the overall conveyancing fees and cause delays.
- Find an alternative lawyer to to deal with the purchase, remembering to check they are Convince your conveyancer to use their best endeavours to join the Alliance & Leicester conveyancing panel
We are buying a 3 bedroom semi in Axmouth and Branscombe. Our aim is to carry out an extension to the side at the property.Will legal work on the property involve investigations to ascertain if these alterations are permitted?
Your property lawyer should check the registered title as conveyancing in Axmouth and Branscombe can occasionally reveal restrictions in the title documents which restrict categories of changes or require the permission of a 3rd party. Many additions need local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
I am being told by my conveyancer that lack of building regulations insurance is required on my purchase. What is the level of cover for Axmouth and Branscombe conveyancing?
The right level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
We have agreed to purchase a house in Axmouth and Branscombe. A rare aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Principality your lawyer must comply with the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Principality where a lease fails to meet these specifications. The provisions relate to the installation of panels on properties countrywide and is not isolated to Axmouth and Branscombe.
The estate agent has sent us the confirmation of our purchase of a new build flat in Axmouth and Branscombe. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Axmouth and Branscombe
-
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I have been on the look out for a flat up to £195,000 and found one round the corner in Axmouth and Branscombe I like with a park and railway links nearby, however it's only got 49 years unexpired on the lease. There is not much else in Axmouth and Branscombe suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
My brother-in-law has suggested I instruct a conveyancing solicitor in Axmouth and Branscombe. I I would like to check if they are listed on the lender's approved list of lawyers. Could you help?
It’s a good idea phone your conveyancer to enquire if they are on the bank's panel. If that does not help get in touch with us and we can investigate and revert. If they are not on the conveyancing panel we we can help find a quality conveyancing solicitor in Axmouth and Branscombe on the approved list for your lender.